8 Silver Cloud Loop · Cloudcroft, NM 88317

$265,000

2 bd · 2.0 ba · 1,229 sqft · SingleFamily · 93 Days on market

Built 1980 0.30 ac lot

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked beneath the tall pines and surrounded by the cool, crisp mountain air, this inviting retreat offers the perfect blend of comfort and charm. This well-maintained 2-bedroom, 2-bath home features a flexible layout with a second living area—ideal for guests, a game room, or a cozy den. The eat-in kitchen provides a warm, welcoming space to gather, while recent updates throughout the home—including refreshed paint, updated carpet, and stylish vinyl plank flooring—add a clean, modern touch without losing that mountain feel. Step outside to a spacious covered deck, perfect for entertaining or simply enjoying the peaceful outdoor living that makes mountain life so special. Whether hosting friends or unwinding with your morning coffee, this inviting space extends your living area into the beauty of the surrounding pines. Stay comfortable year-round with a pellet stove for those chilly mountain evenings and the added peace of mind of a whole-home generator. Major improvements such as a newer roof and new windows throughout enhance both efficiency and value. Situated on a corner lot, the property also includes a powered workshop—perfect for hobbies, storage, or extra workspace. Whether you're looking for a full-time residence, weekend escape, or investment opportunity, this mountain home captures the essence of Cloudcroft living. Make sure to check out the 3D virtual tour and schedule your showing today! https://my. matterport.com/show/ ?m=ypHkZeHzSGv & mls=1

Key facts

• Recent updates
• Second living area
• Whole-home generator

Tags

• SECOND LIVING AREA
• EAT-IN KITCHEN
• RECENT UPDATES
• SPACIOUS COVERED DECK
• PELLET STOVE
• WHOLE-HOME GENERATOR

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $65 ($776/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (9.4% below list).
• Recommended offer: $240k (9.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#107 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: health & safety C-, crime F, amenities F.
• Cloudcroft Municipal Schools (rural): math 28% / reading 48% proficiency, ranked #12 of 95 in NM (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cloudcroft Elementary (math 32% / reading 82%, grade C+, #14 of 68 statewide, top 19%, 165 students, 47% FRL); Cloudcroft Middle (math 22% / reading 62%, grade D-, #5 of 27 statewide, top 15%, 101 students, 43% FRL); Cloudcroft High (math 30% / reading 70%, grade D+, #36 of 110 statewide, top 45%, 113 students, 45% FRL).
• Market conditions: 153 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6 units permitted in Otero County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Otero County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,000 (9.4% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.48×
• Total profit: $-38,788
• Equity at exit: $39,512

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-28,327
• Equity at exit: $22,912

Cash invested: $74,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 55 Moderately Landlord-Leaning
• State New Mexico: 55 Moderately Landlord-Leaning · D+3
• County: — inherits STATE
• City: — inherits STATE

3-day notice but with cure rights; relocation assistance in some cities.

Methodology + full state rankings →

ZIP-level market 88317

• Home prices YoY: -25.1%
• Active inventory: 153
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $65

Break-even live

Break-even rent $2,318

Max offer price $265,000

Occupancy floor 92%

Sensitivity live

Price	-10% $248	-5% $156	+0% $65	+5% $-27	+10% $-118
Rent	-10% $-125	-5% $-30	+0% $65	+5% $159	+10% $254
Rate	-1.0pp $198	-0.5pp $132	base $65	+0.5pp $-4	+1.0pp $-74

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1084 Woodlands Way Cloudcroft, NM	2.0	2.0	1414	$2,400	$1.70	16d	1	0.88mi

Listing history 24 events

1. 2026-06-21
   days on market $265,000 Active 93 DOM
2. 2026-06-19
   days on market $265,000 Active 91 DOM
3. 2026-06-18
   days on market $265,000 Active 90 DOM
4. 2026-06-17
   days on market $265,000 Active 89 DOM
5. 2026-06-16
   days on market $265,000 Active 88 DOM
6. 2026-06-15
   days on market $265,000 Active 87 DOM
7. 2026-06-14
   days on market $265,000 Active 85 DOM
8. 2026-06-12
   days on market $265,000 Active 84 DOM
9. 2026-06-09
   days on market $265,000 Active 81 DOM
10. 2026-06-08
    days on market $265,000 Active 80 DOM
11. 2026-06-07
    days on market $265,000 Active 79 DOM
12. 2026-06-05
    days on market $265,000 Active 76 DOM
13. 2026-06-03
    days on market $265,000 Active 75 DOM
14. 2026-06-02
    days on market $265,000 Active 74 DOM
15. 2026-06-01
    days on market $265,000 Active 73 DOM
16. 2026-05-31
    days on market $265,000 Active 72 DOM
17. 2026-05-30
    days on market $265,000 Active 71 DOM
18. 2026-04-21
    price $265,000 1507-char remark

    Show marketing remark (1507 chars)

    Tucked beneath the tall pines and surrounded by the cool, crisp mountain air, this inviting retreat offers the perfect blend of comfort and charm. This well-maintained 2-bedroom, 2-bath home features a flexible layout with a second living area—ideal for guests, a game room, or a cozy den. The eat-in kitchen provides a warm, welcoming space to gather, while recent updates throughout the home—including refreshed paint, updated carpet, and stylish vinyl plank flooring—add a clean, modern touch without losing that mountain feel. Step outside to a spacious covered deck, perfect for entertaining or simply enjoying the peaceful outdoor living that makes mountain life so special. Whether hosting friends or unwinding with your morning coffee, this inviting space extends your living area into the beauty of the surrounding pines. Stay comfortable year-round with a pellet stove for those chilly mountain evenings and the added peace of mind of a whole-home generator. Major improvements such as a newer roof and new windows throughout enhance both efficiency and value. Situated on a corner lot, the property also includes a powered workshop—perfect for hobbies, storage, or extra workspace. Whether you're looking for a full-time residence, weekend escape, or investment opportunity, this mountain home captures the essence of Cloudcroft living. Make sure to check out the 3D virtual tour and schedule your showing today! https://my. matterport.com/show/ ?m=ypHkZeHzSGv & mls=1

19. 2026-03-20
    listed $275,000 Active 1507-char remark

    Show marketing remark (1507 chars)

    Tucked beneath the tall pines and surrounded by the cool, crisp mountain air, this inviting retreat offers the perfect blend of comfort and charm. This well-maintained 2-bedroom, 2-bath home features a flexible layout with a second living area—ideal for guests, a game room, or a cozy den. The eat-in kitchen provides a warm, welcoming space to gather, while recent updates throughout the home—including refreshed paint, updated carpet, and stylish vinyl plank flooring—add a clean, modern touch without losing that mountain feel. Step outside to a spacious covered deck, perfect for entertaining or simply enjoying the peaceful outdoor living that makes mountain life so special. Whether hosting friends or unwinding with your morning coffee, this inviting space extends your living area into the beauty of the surrounding pines. Stay comfortable year-round with a pellet stove for those chilly mountain evenings and the added peace of mind of a whole-home generator. Major improvements such as a newer roof and new windows throughout enhance both efficiency and value. Situated on a corner lot, the property also includes a powered workshop—perfect for hobbies, storage, or extra workspace. Whether you're looking for a full-time residence, weekend escape, or investment opportunity, this mountain home captures the essence of Cloudcroft living. Make sure to check out the 3D virtual tour and schedule your showing today! https://my. matterport.com/show/ ?m=ypHkZeHzSGv & mls=1

20. 2022-08-30
    soldstatus 745-char remark

    Show marketing remark (745 chars)

    Your own little slice of heaven awaits in this 2 bedroom, 2 bath home in the Silver Cloud Estates area of Cloudcroft, NM. Well maintained and updated manufactured home with an addition. The main living area boasts vaulted ceiling and fireplace. The well-equipped kitchen has ample storage and includes a new refrigerator. An adjoining dining area with elegant built-in cabinetry and large windows is the perfect place to start your day. Enjoy quiet relaxation, mountain air, and pine trees on spacious covered deck. Home has a new forced air furnace still under warranty. Storage will be no problem because this property comes with a workshop with power. Take a closer look at all this home offers on the 3D tour and call today to see in person!

21. 2022-08-19
    soldstatus
22. 2022-07-08
    soldstatus
23. 2022-05-23
    listed $221,900 745-char remark

    Show marketing remark (745 chars)

    Your own little slice of heaven awaits in this 2 bedroom, 2 bath home in the Silver Cloud Estates area of Cloudcroft, NM. Well maintained and updated manufactured home with an addition. The main living area boasts vaulted ceiling and fireplace. The well-equipped kitchen has ample storage and includes a new refrigerator. An adjoining dining area with elegant built-in cabinetry and large windows is the perfect place to start your day. Enjoy quiet relaxation, mountain air, and pine trees on spacious covered deck. Home has a new forced air furnace still under warranty. Storage will be no problem because this property comes with a workshop with power. Take a closer look at all this home offers on the 3D tour and call today to see in person!

24. 2020-07-23
    listed $120,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 1/10 Low 4 d/yr ≥79°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,800
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$7,709
• Taxable loss: −$3,661
• Est. tax savings @ 24.0%: +$879
• After-tax cash flow: $1,654/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Cloudcroft Municipal Schools
• NCES district ID: 3500540
• Math proficiency: 28% —
• Reading proficiency: 48% —
• Median HH income: $45,499
• Composite: 34.88/100
• National rank: #9996
• State rank: #12 of 95 in NM

Livability — Cloudcroft

• Score: 60/100
• State rank: #107
• US rank: #18938

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing C Health & safety C- User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,633

Population outlook (Otero County) Hauer SSP2

• Today (2025): 62,967 people
• By 2030: 62,164 · -1.3%
• By 2040: 60,253 · -4.3%
• By 2050: 58,575 · -7.0%
• By 2075: 55,411 · -12.0%
• By 2100: 48,551 · -22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 12% Two or more races 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 21% Iranian 18% Scottish 5%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Otero

• 2024 margin: Strong R (+27.0) · D 35.4% · R 62.4% · Other 2.2%
• 2008→2024 swing: -7.7pp toward R · 2008: -19.3pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+25.6 2016: R+29.1 2012: R+28.0 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.09%
• Current HPI: 209.5308
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+120.8% since first listed

7 events — show timeline

• 2026-04-21 Price Changed $265,000 OCAOR
• 2026-03-20 Listed $275,000 OCAOR
• 2022-08-30 Sold (MLS) — OCAOR
• 2022-08-19 Sold (Public Records) — Public Records
• 2022-07-08 Sold (MLS) — OCAOR
• 2022-05-23 Listed $221,900 OCAOR
• 2020-07-23 Listed $120,000 OCAOR

Property tax history

+6.2%/yr

Latest (2025): $93 · -0.1% YoY. Source: county tax records.